LUMI Tropicana at Petaling Jaya

Enter Lumi at Tropicana, an urban cocoon for contemporary and modern-day living in a highly anticipated mixed development project that will raise the benchmark in the residential, commercial and hospitality industry.

It is brought to you by Thriven Global Berhad, formerly known as Mulpha Land Berhad, a visionary new force in property development.

Luminous Living.Where lifestyle, leisure and business come together.

Imagine a place where your home is designed around your needs, where all the leisure options you desire are on your doorstep, where your favourite haunts are no more than seconds away, and the line between lifestyle and work is as blurred as you want it to be.

With a dynamic fusion of living, leisure and business, Lumi at Tropicana is a community shaped around you — homes tailored to your lifestyle, shops and restaurants where you live, maintenance on hand, concierge services upon request, an address giving you easy access to the city while feeling a world away.

Lumi Tropicana is home to four majestic towers each with 186 serviced residences in two to three bedroom configurations, and they will rise 35 levels from the spacious grounds. Each apartment has been thoughtfully designed and comfortably proportioned to make your living a pleasure, with select units offering panoramic views over the neighbouring golf course. A select group of 62 SOHO units is also provided for those who want to bring work and lifestyle together, in one space.

To ensure your comfort and convenience all year round, Lumi at Tropicana offers both housekeeping and concierge services on demand. The same thoughtful attention to detail infuses every facet of the Lumi experience — from the generous green spaces and facilities provided for your rest and recreation, to play areas and abundant parking.

And yet living at Lumi means more than belonging to a community that’s the first of its kind in Petaling Jaya. Every day beckons with opportunity — the dazzling retail options that anchor your address at Lumi Marketplace, the city’s newest lifestyle destination, and much more just around the corner. After a long day in the city, Lumi takes the strain and welcomes you home.

The finest shopping, medical care, educational institutions, national expressways, an upcoming MRT (Line 1) and LRT (Line 3) stations, these advantages are all easily accessible from home. In a city that’s on the go, Lumi at Tropicana sets the stage for living — and moving — with style.

Overall Development Concepts

Lumi Tropicana is the first project under Lumi Collections of branded service residences.

Located in the heart of Petaling Jaya's bustling Damansara corridor and in the heart of the affluent enclave, tree-lined neighbourhood of Tropicana Golf & Country Resort — a 27-hole championship award-winning golf course.

Close proximity to many established and matured workplaces (i.e. MSC Cybercentre), amenities (i.e. Clubhouse, SJKC Damansara, Jaya Grocer) as well as the upcoming St. Joseph's Institution International School Malaysia — the largest international school in Petaling Jaya offering pre-school, primary, secondary and junior college.

The residential towers are designed to front either the residents' Lumi Park or the breathtaking "million-dollar" golf view and the massive green lungs of the Rubber Research Institute of Malaysia (Kwasa Damansara).

It aims to achieve GBI Gold compliance. At least 32% of its development land is reserved for landscape and greeneries.

Lumi Tropicana is an upcoming Transit/Transport Oriented Development (TOD) with the proposed LRT3 Line's Lien Hoe Station stopping at the doorstep of Lumi Marketplace.

From here, you will be less than 10 minutes away to Station 3/Glenmarie (KJ-LRT Line) and Bandar Utama (MRT Line 1) interchanges. Or 20 minutes away to LRT3 Line Stadium Station interchanging BRT Kuala Lumpur-Klang.

Landmark iconic architecture by Singaporean designers of YTL's The Capers.

Lumi Residences consists of four thematic towers — Play, Action, Wellness and Business & Lifestyle. Each of these towers have its own choreographed facilities at its double-level Sky Terrace as well as unique lobby statements.

Lumi Tropicana incorporates an integrated, developer-managed retail component — Lumi Marketplace, where proposed outlets such as a gourmet grocer, laundrette, salon, restaurants and cafés will serve you for long hours.

Lumi Marketplace offers a unique retail cabana amid outdoor dining area with lush greens and lawn area that congregates people. Lumi believes in the philosophy of creating a dynamic and interactive community to enhance visibility and future property value.

It's hotel-like concierge service includes personalised assistance such as valet and bellman, arranging bookings and regular shuttle services to MRT, home maintenance appointments, rental management services and other ad-hoc needs.

The housekeeping service is uniquely designed to perform upkeep chores at your own desire. Cleaner rates will be packaged in either ad-hoc basis or a yearly contract.

The Lumi Pool features a 190-metre length infinity lap pool in a curved formation overlooking the breathtaking views of Tropicana golf grounds. It is the longest residential pool in Malaysia and it is 40-metre longer than the infinity pool at Marina Bay Sands in Singapore.

Thematic facilities include sky dining, wine lounge, theatre, self-spa and library amongst others. Residents are able to access these facilities using their security card.

All four towers have direct access to Lumi Park at Level 7, which is the common floor with the carpark block besides ground floor. You may just chill and walk down in style to the pool deck.

Parking for residences are on carpark podium block whereby SOHO and Marketplace parking will be at sub-basement below the retail block. This segregation ensures privacy for residents right from the entrance of the development.

Different lift lobbies for residence and SOHO components. Security access card is required to enter the residence lobby.

Residence Concepts

Only 6 units per typical residence floor served by 3 high-speed lifts (1 second per floor), including 1 service/stretcher lift with two-sided openings.

Natural ventilation for main corridor and service corridors. Each level has a refuse chamber room that is located within the enclosed service corridor next to the service lift, without exposing to the main corridor.

Unit entrances do not face one another.

Sizes below 1,000 sf are semi-Ds in the sky, with additional windows for the second bedroom.

All units are furnished with air-conditioning, quality built-ins, fittings and appliances, wardrobes and one storage cabinetry. Plaster ceiling and lightings are also provided.

Sky gardening or watering activities are encouraged for unit owners of bay balcony with planter boxes.

All units do not have AC ledges as these areas have been allocated neatly at internal corridor ledges for easy, safe and non-hassle maintenance works. Ultimately, homeowners maximised net floor area and higher unit floor efficiency.

Safety technology is embraced. A unique keyless home access system will be introduced.

Homes and throughout the development are high-speed Internet 4G-ready with the latest Fibre-To-The-Home (FTTH) technology.

SOHO Concepts

Exclusive SOHO duplex suites with 62 units only. All suites are double storey. (SOHOs are not open for sale at the moment).

Flexible and contemporary spaces for live-work environment for boutique business owners.

Stylish island mezzanine living for privacy purposes with double void and double volume.

Comes with a versatile spiral staircase in every unit.

Fitted with quality and modern essentials such as cabinets and electrical appliances, wardrobes and rain showers, sanitary ware and bathroom fitting as well as lightings.

All SOHO suites will be provided with allocated carpark at sub-basement level.

Lumi Hospitality

Stepping into a home that’s clean and comfortable give us all a wonderful feeling. At Lumi Collections, the Lumi hospitality management will offer you an optional pay-on-demand housekeeping services that is tailored to your every need.

Contact Developer

Events & Happenings

Lumi Christmas Lunch Party

Date: Saturday, 19 Dec 2015

Venue: Lumi Gallery, Jalan Semangat, PJ

Facilities

All towers sit on an airy common recreational level which houses the pool deck and stylishly linked to the residents' Lumi Park via glass-framed skybridges. Each thematic tower offers its own unique blend of luxurious and well-appointed facilities, with over 60% of the development reserved for landscaping.

Entrance Statement

Water feature

Level 4A: Pool Deck

Infinity lap pool (190m x 6.25m)

Jacuzzi (57.5m)

Submerged sun deck

Kid's water play and wading pool

Level 4A: Floating Overhead

Action Tower: Function room 1 (1,776 sf)

Business & Lifestyle Tower: Function room 2 (1,776 sf)

Level 7: Lumi Park

Shelter

Remote control toys

Stream/water body

Yoga/reading area

Reflexology area

Pocket park

Children excitement area/playground

Rock climbing area

Putting green with sand bunker

Jogging track - Roller blade path - Cycling path

Family BBQ area

Sunken futsal court

Sunken tennis court

Level 19-20: Sky Terrace for Play Tower

Fully-equipped music room

Theatre

Library/study room

Kid's jungle gym

Level 17-18: Sky Terrace for Action Tower

Badminton court

Squash court

Table tennis room

Games room with darts, pool table and foosball

Level 19-20: Sky Terrace for Wellness Tower

Self-spa with steam room and sauna

Gymnasium

Yoga and pilates studios

Level 17-18: Sky Terrace for Business & Lifestyle Tower

Fully-equipped conference or meeting room

Wine cellar/cigar lounge

Sky dining

Sky bar

Proposed outlets and facilities at Lumi Marketplace

Outdoor area

Retail cabana: outdoor dining area

Retail cabana: private function area

Sky trex

Retail area

Lumi Grocer

Café

Sushi bar

Sandwich bar

Burger/pizza

Bakery

Juice bar

Ice cream parlour

Italian restaurant

Japanese restaurant

Fusion restaurant

Salon

Laundrette

Book store

The Developer

Kuala Lumpur-based Thriven Global Berhad is a Malaysian public-listed property developer. Formerly known as Mulpha Land Berhad, the company adopted its new name in June 2015 to reflect its new direction with a new management team.

Combining ‘thrive’ and ‘driven’, and true to the meaning of the two words, Thriven Global, under its new management team, plans to be a leader in the domestic and regional property markets, set new standards and build innovative ‘forward living’ lifestyle projects for its customers.

Thriven Global currently has projects in the Klang Valley, Penang and Kedah with an estimated gross development value of RM1.2 billion. These projects will keep it busy until 2018.

The Architect

Singaporean architecture firm RT+Q Architects explores architecture as an inter-disciplinary craft that combines the elusive beauty of art and the rigours of building technology.

Since its founding in 2003, RT+Q has remained committed to the notion of architecture as a form of plastic sculptural art. The search for form is a preoccupation of the design approach. Distinct forms, pure shapes and clear lines form the basis of the RT+Q design language.

RT+Q’s works have been honoured in Singapore and internationally. Awards and mentions received include those from the SIA Architectural Design Awards, the President’s Design Award, the URA Architectural Heritage Awards, International Design Awards and Malaysia's PAM Awards. RT+Q’s Bali House was on the shortlist for the “World Architectural Festival 2012” for the future house category and recently won a gold medal in the ARCASIA Awards for Architecture 2014. RT+Q also received an honourable mention for House with Courtyards at the SIA Architectural Design Awards 2014.

In Malaysia, RT+Q was involved in designing YTL's projects such as d6, d7, The Capers and The Fennel.

Construction Progress

PTLM Guide is a general guideline that could be used by an investor to gauge the concepts and sustainability of any development. The key points are outlined here for easy reference. This enables an investor to evaluate his strategy of investment based on systematic set of criterias.

In this page, we do not publish specific scores achieved by this project for any of these criterias.

A. The Entry Facts

Location, visibility and environment

Lumi Tropicana is located on Persiaran Tropicana in Tropicana Golf & Country Resort, Petaling Jaya and by the side of the New Klang Valley Expressway (NKVE). Persiaran Tropicana leads you to Kota Damansara (Persiaran Surian) on the north and Ara Damansara (Jalan PJU 1a/1) at the southern end, while connecting to Lebuh Bandar Utama towards the east with easy access to 1 Utama Shopping Centre. It is located just at the fringe of Tropicana Golf & Country Resort, Malaysia's largest golf course and clubhouse in the prospering corridor of Petaling Jaya Utara-Damansara.

High visibility is offered as those travelling on NKVE and those exiting the Damansara Interchange (enroute to KL) will not miss its architecturally-unique towers in the future. Residents of Lumi Tropicana will enjoy breathtaking views of golf grounds, gated communities and villas/bungalows, the rising skyline within this corridor, and the horizon views of sunset towards Rubber Research Institute Malaysia (RRIM) land in Sungai Buloh on the far west and the KL City skyline on the far east.

Typically, the address of Tropicana carries an affluent touch due to the profile of the residents here. The Tropicana enclave is home to a significant number of family-based expatriates and golf-loving members of the championship course, who are locals and various nationalities, i.e. Japanese. Residents of the surrounding vicinity will need to pass through this development as they get into the Tropicana Main Entrance (Arch) or leaving this area towards Lebuh Bandar Utama via the Road Tunnel (below NKVE) - which will be upgraded by the developer, Tropicana Corporation Bhd and Prasarana Malaysia Bhd in the future.

We noted that the location is quiet for most of the weekends and Persiaran Tropicana can be heavy in traffic during the morning rush hour as residents in Ara Damansara/Subang uses this road to access Kota Damansara enroute to LDP and northern parts of KL. We particularly like its "tree-lined" dual-lane carriageway for most parts of Persiaran Tropicana. We are concerned about the road tunnel and the potential flooding. We are comforted by the developer that a road tunnel upgrading scheme is currently being planned for future usage, as we felt that the existing dual-usage road tunnels are inadequate and not well-maintained (water ponding when rain) to cope with the traffic there.

Distance to key locations and growth value of an address

Being located in Petaling Jaya, Lumi Tropicana is within close driving reach to 15 shopping malls and established retail centres. It is less than 1km away to Jaya Grocer at Mutiara Tropicana and upcoming retail shops at Tropicana Avenue which possibly anchored by a Village Grocer outlet.

Lumi Tropicana is only 15 minutes drive to the Subang SkyPark, which is Kuala Lumpur's secondary airport and is the main base for business jets and domestic commercial turbo-prop operations viz. Firefly and Malindo Air. Its relatively short distance to the airport makes it appealing to future tenants who travel frequently.

Within a 2km radius, property owners will look forward to an upcoming international school, the St. Joseph’s Institution International School (Opening in 2016); a Chinese-medium primary school, SJK(C) Damansara; the clubhouse and sports centre at the Tropicana Golf & Country Resort; and several multi-national offices next door. The upcoming LRT and MRT projects will definitely bring more people into this area, bring more commercial establishments, ease traffic flow and improve the current environment.

Concepts, architectural and practicality aspects

"70% percentile" integrated living concept is achievable. Live, dine and shop within. Missing components are work, play and entertain which is no issue as the location is a short drive away to various business centres, shopping centres and an established clubhouse with a variety of restaurants and buffet as well as an integrated fitness and sports centre and a 56-bay driving range.

Lumi Tropicana has a unique architecture that is possibly among the most outstanding in Petaling Jaya. The juxtaposed and checkered array of balconies provide a refreshing outlook when viewed from ground level. Its trademark architectural fins provide a post-modern feeling to the façade and will be highly visible from far. Landscaped greens are greatly emphasized within its generous Lumi Park on Level 7 of the purpose-built carpark podium block.

Density of development

The total number of service residence is 744 units. They are equally hosted in each of the four 35-storey towers, hence 186 units per block. Alternatively, we counted 115 units built per acre of land.

The total gross floor area (GFA) is derived from a plot ratio of 4.0, which is relatively a standard density for recent developments on commercial land in Petaling Jaya suburbia. Hence, we believe that the density of the development is average or mid-range.

We noted that there are 62 units of Small Office Home Office (SOHO) at the lower podium block, with 31 units per duplex level, situated right above the retail component known as Lumi Marketplace. These SOHO units are deemed as "limited edition" property here, as the developer briefed us earlier that they would be selective to selling these units to those who genuinely work-from-home in order to create a balance between pure residential usage in tower blocks and work usage in SOHO units.

Developer and branding

Previously known as Mulpha Land Bhd, today Thriven Global Bhd, under the new management team, is building itself to be an uprising property developer in the coming years. The developer has projects in the Klang Valley, Penang and Kedah with an estimated gross development value (GDV) of RM1.8 billion planned for launch in the next 18 months. These projects will keep it busy until 2019.

The vision of the developer is to advance luxurious-yet-affordable highrise living under an aspirational brand called Lumi Collections while maintaining community-focused development under Enesta Affordable Series which are price-driven or township-based.

Lumi Tropicana is the company's first property development, hence it is most vital for the company to prove itself here. As part of Lumi Collections series of affordable luxury homes, the developer intends to offer facility management such as housekeeping and maintenance services while its hospitality and lifestyle retail division will offer hospitality and concierge services as well as rental management for property owners. A rental management team will set up a webportal to post all available units for rent.

The idea will positioned the developer in a different league as it would have provided a one-stop service centre for the whole life cycle of a property, from commencement to development and subsequently completion. Already done so, Thriven's subsidiary Eco Green Services is currently managing its completed projects (previously under Mulpha) such as Raintree Residence and Enclave Bangsar, both in Kuala Lumpur. Ultimately, the developer aims to grow the Lumi Collections into a full-range hospitality management brand in the near future, similar to Fraser Hospitality chain from Singapore.

Price level and price comparison

As of November 2015, both the first two towers, Play and Action, have an average price range of between RM915 and not more than RM1,100 psf. Majority of its units are priced below the RM1 million mark.

The price psf range is competitive and comparable to the asking subsale price of the nearest property today, Tropicana Avenue. Per square foot basis, it is marginally lower than Tropicana Gardens' most recent launch property, the Cyperus. It was launched in November 2014. It has a total of 406 units with built-ups from 600 square feet onwards. It has an average gross selling price of RM1,257 psf with a net-after-rebates average of RM1,100 psf. According to Tropicana Corporation Bhd, it has been 80% sold as of October 2015.

However towards the southern side, properties in Ara Damansara command a lower per square foot basis on average, although a recent launch there has catch-up to a gross of RM950 psf. One of the nearest property to Lumi Tropicana is Maisson Ara Damansara, which has built-ups from 500 square feet, selling from RM360,000 onwards, or approximately RM750 psf (for smaller types).

We believe that Lumi Tropicana is most suitable for upgraders looking for own stay and who wish to enjoy the green environment away from the hustle and bustle of city living. As they say, Tropicana is probably "one of the best place to live" in Petaling Jaya given the ample amenities in and around them and a short neighbourhood-drive to major highways. The short supply of landed properties in the vicinity will also help raise demand for highrise ones in the area. The landed properties in the area run into millions of ringgit and are out of reach for many, hence the apartments and condominiums are the next available properties.

In today's market, typically, the surrounding vicinity area of Tropicana offers an average rental yield at 3.0% to 3.5%. As such, Lumi Tropicana is attractive to property investors who held long-term view in their investments. That means, an investor may not be able to see instant returns but prefers to hold the property for capital appreciation over a longer duration, i.e. >5 years upon delivery of vacant possession. These investors may wish to tap into potential rentals from quality tenant profile, herein targeting affluent locals or foreign expatriates, who are able to afford larger rental amounts over the matured tenancy tenure. It is said that quality tenants may not be in high numbers but the address of Tropicana would have an advantage. The future LRT/MRT connectivity will help boost rental yield.

Tropicana is largely an upmarket housing and bungalow/villa enclave with matured amenities. Currently, one would have to drive out to the neighbouring suburb to perform banking and groceries shopping. The nearest commercial hub is Dataran Sunway in Kota Damansara, which is a well known dining and business address. It is also close to Bandar Utama, which has 1 Utama Shopping Complex, one of Malaysia's largest mall, and a neighbourhood retail plaza called Centrepoint.

If approved by the authorities, Lumi Tropicana will be seamlessly doorstep to the proposed LRT3 Lien Hoe Station. It will be three stops north-bound to MRT Bandar Utama Interchange Station (MRT Line 1 and LRT3) and three stops south-bound to LRT3 Glenmarie/Station 3 Interchange Station (LRT3 and Kelana Jaya LRT Line Extension). Travelling distance to these interchanges should not exceed 15 minutes. To ensure greater privacy for residents, LRT commuters will only alight to the public area of Lumi Marketplace.

Besides the LRT connectivity, Lumi Tropicana's accessibility will be greatly enhanced with the proposed road tunnel upgrade enabling smooth traffic at the intersection of Persiaran Tropicana. Road lanes will be expanded to three and the existing tree-lined road divider will be removed to allow car entry into Lumi Tropicana.

Existing demographics

Tropicana is an affluent area with high-income earners. Neighbouring Kota Damansara and Ara Damansara are largely mix demographic areas with a moderate purchasing power level.

Tropicana Golf & Country Resort is a 625-acre gated and guarded community which is now home to multi-national residents attracted to resort-style living set amidst rolling green, and anchored by the 380,000 square feet Tropicana Clubhouse with the 27-hole East and West championship golf courses adjacent to it. Meanwhile, Tropicana Indah Resort Homes is located on 409 acres of prime land with abundant natural greenery, right next to the Tropicana Golf & Country Resort. The resort development comprises over 1,700 residential units, most of which are landed bungalows, Semi-Ds and villas, business parks and smart schools.

Presence of future catalystic projects

Lumi Tropicana is an upcoming transport/transit-oriented development (TOD) as it will be seamlessly connected to the proposed LRT3 Line and Lumi Collections will offer shuttle services to nearby MRT stations.

The mass rapid transit (MRT) Sungai Buloh-Kajang Line, or MRT Line 1, will have 4 stations within 5.5km radius to Lumi Tropicana. As Malaysia develops its public urban rail transportation system, an MRT project will significantly boost property values in the surrounding vicinity. The Surian MRT Station is located at the northern end of Persiaran Tropicana.

LRT3 Line's designated Lien Hoe Station is a doorstep away from your home at Lumi Tropicana. The urban rail transportation - LRT3 Bandar Utama-Klang - is a new light rail transit line spanning 36km in length with 25 stations including an underground station. The lines travels from Bandar Utama MRT Station to the Johan Setia station, near Bandar Parklands in Klang. The line will serve an estimated ridership of 70,000 per day and travel time between end-to-end will be 51 minutes.

The project owner, Prasarana, had announced the appointment of MRCB George Kent Sdn Bhd as the project delivery partner (PDP) for LRT3 in September 2014. The construction of the RM10 billion project will begin in Q1 2016 and will be completed by 31 August 2020. The first service is expected to begin on 1 September 2020.

Continuity development

Lumi Tropicana is a single phase mixed development whereby all its components will be built concurrently. The developer intends to own, manage and lease-out its retail component, the Lumi Marketplace, to ensure the right tenant mix. Several parties such as The BIG Group are already in preliminary talks with the developer to operate the retail space.

Testament to its branding of Lumi Collections, the developer's vision is to provide comfort and convenience all year round within all its Lumi properties. Come home to its signature hotel-styled housekeeping and concierge services, the Lumi Collections herald a new era in innovative lifestyle-driven residential products and services that are thoughtfully integrated with commercial and public spaces – a collection where experiences are unique, authentic and enriching.

The developer has several upcoming and future developments that will be benchmarked against Lumi Tropicana; this being the first product of service residences under the brand Lumi Collections.

Lumi Tropicana will house a double-volume retail floor known as Lumi Marketplace. The developer intends to own, manage and lease-out Lumi Marketplace to ensure the right tenant mix. The retail space encompasses both indoor and outdoor areas. The indoor areas are designed to host a variety of outlets such as a Lumi Grocer, bakery, café, casual dining restaurants, laundrette, convenience store, salon and a sports/hobbies store. The outdoor areas are designed for communal interaction whereby specially-built retail cabanas will draw crowds to dine al-fresco and to host private functions amidst greenscapes and lush gardens. As carefully-designed, a single operator of the retail space is able to become an anchor tenant.

With a touch of a lift button, residents will be able to walk into the Lumi Marketplace and enjoy these retail amenities. On the far-end of the retail component will be the Lumi Grocer and commuters will alight in comfort from the LRT station.

There is no doubt that the locality commands a slight premium price level. Its indicative price level would posed a competitor risk against other developments within close proximity with a lower price per square foot. Pricing is subjective to the overall product value proposition. We formed an unbias opinion based on our study of transacted data and understanding of the local market. We feel that the price range for the first two blocks of between RM915 psf and RM1,100 psf is a slight premium to the current immediate subsale price but fairly reasonable for a property completing 4 years down the road. The subsequent blocks are presumably going at a higher average price. There are limited future supply of condominiums with similar unit sizes with Lumi Tropicana in this address.

The nearest luxury condominium from its location will be Tropicana Avenue and Tropicana Grande. The former has similar unit built-ups with Lumi Tropicana but it is a completing-soon project by end of 2015, while the latter, which has a minimum unit built-up of 2,283 sq ft, was a completed project in 2013. According to real estate consultants familiar with the area, the general asking price in the secondary market for Tropicana Avenue Residence's 660 sq ft (1+1 room/intermediate unit) and 1,019 sq ft (2+1 room/corner unit) would be in the range of RM900 psf to RM1,000 psf.

Competition is relatively high from the vicinity's northern and southern neighbours of Kota Damansara and Ara Damansara. Cyperus Serviced Residences at Tropicana Gardens (Phase 3) in Kota Damansara, which was reviewed by PTLM in April this year, was going for RM1,267 psf for fully-furnished move-in condition, and later revised to a minimum of RM1,010 psf onwards for bare unit or non-furnished unit. Comparing unit sizes below 1,000 sq ft, the average gross selling price for Maisson Ara Damansara (Freehold) is RM720 psf while The Potpourri @ Ara Damansara (Leasehold) is RM880 psf onwards.

The highest transacted subsale in Cascades Residence in Kota Damansara is RM928 psf which happened last year. In July 2015, Tropicana Grande was transacted at RM802 psf for a 2,283 sq ft unit. For the mass-market and older condominiums, the average transacted subsale in Opal Damansara was RM531 psf; Riana Green Tropicana was RM553 psf; Cita Damansara was RM580 psf; Casa Tropicana was RM592 psf; while Casa Indah was RM623 psf.

B. Product Design Buy Factors

Practical unit layout design

Unit layouts are mostly "squarish" or in standard rectangle forms. Floor efficiency is relatively high as every space is utilised wisely. There are three main types, whereby Type A refers to sizes below 1,000 sq ft; Type B refers to sizes below 1,500 sq ft; and Type C refers to sizes above 1,500 sq ft.

For Type A which are 2 bedrooms and below 1,000 sq ft, the variants are A: 862 sq ft (no balcony), A1: 920 sq ft (1 balcony for master bedroom) and A2: 979 sq ft (2 balconies for master bedroom and living area). Type A generally are compact in design and promotes an open-concept, compact kitchen without yard. The design optimum is focused in the master bedroom and master bathroom with sufficient closet area.

The major differences between the intermediate and corner types are (1) the intermediate type has a total of 3 bathrooms including powder room compared to 2 bathrooms for the corner type, (2) this is because the intermediate type has ensuite bathroom for the 2nd bedroom, (3) the corner type has a double-sided glass wall master bathroom protruding the corner structural walls to give it a cool factor, (4) the intermediate type is an open-concept, compact kitchen with a look-through glass wall as opposed to a fully-enclosed kitchen with door for the corner type, and (5) the corner type has both living and dining areas parallel to each other plus a breakfast counter area hence making it a very spacious-looking layout with full double-width glass view to the outside.

We also noted that the 2nd bedroom for the intermediate type fits a single bed only whereas the corner type's 2nd bedroom is able to fit a queen size bed. Both types have equally compact study room which may fit a single bed if space are maximised to the wall, however, the main cover for the study room will be intended as open, partitionless area.

For Type C which are 3 bedrooms + 1 maid or utility room, the variants consist of C: 1,509 sq ft (full enclosed triple lanai areas) and C1: 2,218 sq ft (full enclosed triple lanai areas with a private garden and terrace). These types are generally catered to family living, with a grand master bathroom with sunken bathtub, a large kitchen area with a provision for maid or utility room and a washing toilet, and glass railing opening for all three lanai areas. Type C1 is unique on its own because one would enter the unit with a gate-door entering the unit private garden and terrace area, which has a double-floor ceiling clearance, before reaching the foyer-front of the unit.

Unit orientation

Generally, Lumi Tropicana's headline orientation is North and South, parallel with the alignment of the NKVE. However, since the shape of the land is a semi-sphere, the tower blocks are built around the curve with the Play Tower facing directly south and proportionately moving westwards as the sequence of the tower blocks follow as such: Action, Wellness and Business & Lifestyle.

Play Tower is the closest to the NKVE and the LRT station and track. Some owner concerns would be noise, air pollution and vibration, however, the developer will be taking steps to minimise its direct impact. Prasarana may also build a sound barrier system and installing track acoustic absorption along sensitive areas to mitigate these pollutions. We noted that Action Tower is built with a slight inward positioning over the Play Tower in order to minimise the direct impact of noise. The Business & Lifestyle Tower will be directly facing west with the most breathtaking view of the horizon above the golf course.

Fittings and furnishings (if applicable)

Lumi Tropicana is partially-furnished. The provided items are as follows:

Ceiling: Plaster ceiling and low-energy or LED lightings installed for all areas.

Balcony: Planter box with ready-to-plant soil.

Lanai: Glass sliding door with security glass (selected unit type).

Services: Delivered with home broadband via Fibre-To-The-Home (FTTH) with 1st year free subscription.

Sufficiency of parking bay and carpark allocation

There will be over 2,000 carpark bays provided for residents of tower blocks. As a luxury development on a 6.42-acre land, Lumi Tropicana is designed with a purpose-built residents-only carpark block sitting away from the tower blocks. Residents will find themselves walking through either the ground drop-off level via nearest lift core, or towards the nearest lift core to the respective tower blocks at parking floor and then walking through sheltered walkways at Lumi Park.

The public visiting Lumi Marketplace and office users of Lumi SOHO will enter a sub-basement carpark area from the main entrance. The sub-basement area is segregated from the residents' carpark block hence providing privacy to residents.

Design of corridor, corridor spaces and ventilation

The corridors are naturally-ventilated and have sufficient natural sunlight. The central core contains the lift lobby. A typical floor in each tower block has a total of 3 lifts serving up to 6 units per floor. The three lifts included one service/stretcher lift. The lifts are high-speed operating at 3.0 mps to 3.5 mps, which is roughly 1 floor per second. Waiting time is expected to be under 30 seconds, which is in line with most luxury residences. There will be two emergency staircases at each floor. Its mini air-wells alongside the corridor of apartment units will provide ventilation to kitchen and bathrooms with operable windows.

Availability of proper refuse area

The refuse room is built within its service area, which is enclosed away from the centre core lift lobby. The service/stretcher lift will have a double-sided opening, with one opening to the enclosed service area. This enables refuse cleaning to be carried out away from the centre core lift lobby.

Variety of facilities, green and open spaces- Example: For families, children-friendly facilities are to be considered

More than 30 facilities are offered to residents across a 3-acre recreational deck known as Lumi Park, the stunning curved-edge Lumi Pool and across each of the themed towers. Lumi Park spans across the rooftop of the residents' carpark block and offers outdoor facilities such as a full-sized futsal court, a full-sized tennis court, rock climbing walls, putting green with sand bunkers, jogging track, cycling path, family BBQ area, children excitement playground and others.

Each tower will have its own set of indoor facilities catering to different age groups, individual personalities and lifestyle needs. The residents are allowed to use these facilities across towers by keycard access to the Sky Terrace floors. A resident may host birthday parties with family and friends at Sky Dining with a full glass view of the adjacent golf course and an evening chillout at Sky Bar. Another resident may enjoy a warm Spa after working out at the well-equipped Gymnasium.

At 190 metres in length from end-to-end, Lumi Pool will be the longest infinity swimming pool in Asia. It will face Tropicana Golf & Country Resort and beat the 150 metres swimming pool at Marina Bay Sands in Singapore. At Lumi Pool, there will be sheltered and non-sheltered areas for maximising pool fun at varying weather condition. There will also be sunken jacuzzi, sun deck, kids waterplay area and wading pool.

Reasonability of maintenance fees based on offered facilities over density

The fixed total maintenance charge is RM0.33 psf, inclusive of sinking fund and a 12-hour concierge service at reception. This is reasonably on the low side. We felt that the charge is very reasonable after considering similar properties in surrounding areas, the current density, the enormous area of facilities and future upkeep costs. Any furtherance of maintenance charge will be decided upon delivery. However, we noted that certain facilities such as Conference/Meeting Room will be separately charged on pay-per-use. In the later years, residents could be reaping the benefits of a better energy and water efficiency as Lumi Tropicana is designed to meet GBI Gold compliances.

Impressive and modern façade

A major selling point of Lumi Tropicana is its awe-inspiring, eye-catching outlook and façade. Among the major highlights are a series of vertical architectural fins (for units with no balconies) and checkered arrays of balconies with a potential wrapped-over by creeper plants.

The building structure consists of two layers, whereby two smaller-sized units facing the inner-side flanked by four larger-sized units facing the outer-side. Both layers are adjoined within a centre core. The excess outlook will be glass windows and walls. The walls are treated in "honeycomb" style with a raw finish. Interestingly, each tower's Sky Terrace levels will have a glass protrusion at the façade-edge of the tower block giving a "cool" effect at sky view.

Entrance statement, guardhouse, drop-off area and lift lobby

A majestic dual-carriageway entrance greets you alongside the development's grand signage and water feature at the shoulder of Persiaran Tropicana. As you come to a roundabout, going rightwards will bring you to a sub-basement carpark meant for visitors and occupants of Lumi Marketplace or Lumi SOHO.

To enter the elevated carpark block, residents of tower blocks will drive leftwards towards Lumi Security's entrance checkpoint and guardhouse. Upon arrival, residents have the option of drop-off at its signature "Vortex" shared among the pairs of blocks. Pebble stones inserted with spot-lightings illuminating upon tall trees will light up the "Vortex" during the evenings. Residents will instantly be reminded of the lobby themes present in each tower and a tap of your keycard opens up the lift lobby to your homecoming.

Cars are parked at designated parking bays at the designated floor. Residents will walk towards the closest lift lobby and take a ride up to the rooftop of the residents' carpark block, which is the Lumi Park, for a short walk along sheltered walkways to enter tower block's lift lobby. Walk-in-style over "mini-skybridges" connecting the tower block's lift lobby and Lumi Park. The residents may also access the lift lobby from ground floor.

Lumi Tropicana is a unique development in the vicinity of Tropicana comprising of Residences, SOHOs (Office) and Marketplace (Retail) integrated within a single development. It is the only transport/transit-oriented development (TOD) in this area.

Green rating or greening features (if applicable)

Roughly 32% of development land is reserved to plant greeneries. Lumi Tropicana aims to achieve GBI Gold rating, a key sustainable feature in future developments.